Hello, Quick post here.. I just wanted to talk about hot water tanks as well as how keep them running for as long as possible.
First off.. If you purchase your hot water tank brand new.. you have two choices .. do monthly maintenance.
- Drain the bottom 1/8th tank of water monthly (religiously)
- Open & Close the T&P valve Quickly to release a small amount of water from the tank. (monthly)
By Doing these two things.. you'll allow sediment to escape the bottom of the tank (in theory) as well as keeping the T&P Valve seats from getting gummed up with calcification.
If you choose to not do these things.. Do Not attempt to do these after a year or so.. as the bottom of the tank will start to form a crust. if you open the boiler drain on the side of the tank it will more than likely get clogged with sediment. When you try to close the valve it will not close tight and possibly leak.
Still attempt to pop the T&P valve every once in a while.. or just Change this valve once every 3-5 years.
You can do the same with the boiler drain valve at the bottom of the tank if you choose.
A Few other tips I'd suggest.
-Purchase an Insulation kit for your tank and hot water pipes. this will greatly improve efficiency.
- Do not set the hot water tank to vacation.. This may lead to Legionnaires' Disease. If you go on an extended Vaccation.. Simply turn your hot water tank off by turning the gas cock to the off posisiton. Depending on the type of tank you may also need to turn the gas valve on the hot water tank to the off position.
A quick note on vacations.. Turn all toilets off at the tank valve. As well as the taps for your clothes washer. You Will save a lot of money in repairs if a tank breaks or hose on your washer was to break.
Finely since now i'm on the topic of vactions.. most insurrance companys also require you to have somone visit the house every 72 hours to check on it.
Thanks and post any questions or comments below.
Saturday, October 15, 2011
Sunday, July 13, 2008
Plumbing Help! Because aparently everyone needs it!
Hello, Okay so ive been checking out older condo's with an invester. One big thing that ive noticed so far
- Main shut off valve for the intire unit
These valves do not last the intire life of the home. I would recomend to have them changed once every 10 years or as soon as you notice it's not working anymore. the same goes for all other valves in your home which; When closed still weep or leak.
As for the main unit(home) shut off valve you'll have to get a city person or plumber to turn off the main line outside the home for you. Then Drain down the intire home, usually at the lowest point. most of the time this will be at the main shut off or cold side of the hot water tank.
The next step is to cut out the old valve. If meter'd do not tamper with the meter or Pressure reducing valves. try to replace the old globe style valve with a newer Full port ball valve. Remember keep the valves 100% open or 100% closed try not to "throttle" valves as it will prematurely wear out the seats. The seat is what keeps the valve from leaking.
Test old valves
An easy way to test an old valve is to turn off your water before you go to bed at night. Then you'll notice right away you have no pressure. wait untill morning before you use any water. Then open the cold tap if theres all of a sudden pressure even for a moment or two. This means your valve is Weeping or leaking, in which case needs to be replaced.
if you find theres still absolutly no pressure in the morning this means your main shut off is working properly.
The whole reason why this came to my attension is i walked in to an older home under renovation. The kitchen was torn appart the valves turned off and yet the home owner had a bowel under the waterlines for the kitchen sink. the home owner said the main shut off and the kitchen lines were turned off but yet the water was still weeping. obviously it was embarrasing to him when possible buyers come in to the home and he's trying to keep water from driping in to the sink cabinet. the main shut off valve for his home only cost's about 7$ and maybe 30 minutes to repair. at a plumbers rate thats at the very most 100$ for the first hour. may as well get the plumber to repair the sink valves at the same time with in the hour and parts for that may be another 14 or so $ 125$ tax incl for peice of mind.
If anyone has plumbing questions feel free to ask! i'll be happy to answer as best as i can.
- Main shut off valve for the intire unit
These valves do not last the intire life of the home. I would recomend to have them changed once every 10 years or as soon as you notice it's not working anymore. the same goes for all other valves in your home which; When closed still weep or leak.
As for the main unit(home) shut off valve you'll have to get a city person or plumber to turn off the main line outside the home for you. Then Drain down the intire home, usually at the lowest point. most of the time this will be at the main shut off or cold side of the hot water tank.
The next step is to cut out the old valve. If meter'd do not tamper with the meter or Pressure reducing valves. try to replace the old globe style valve with a newer Full port ball valve. Remember keep the valves 100% open or 100% closed try not to "throttle" valves as it will prematurely wear out the seats. The seat is what keeps the valve from leaking.
Test old valves
An easy way to test an old valve is to turn off your water before you go to bed at night. Then you'll notice right away you have no pressure. wait untill morning before you use any water. Then open the cold tap if theres all of a sudden pressure even for a moment or two. This means your valve is Weeping or leaking, in which case needs to be replaced.
if you find theres still absolutly no pressure in the morning this means your main shut off is working properly.
The whole reason why this came to my attension is i walked in to an older home under renovation. The kitchen was torn appart the valves turned off and yet the home owner had a bowel under the waterlines for the kitchen sink. the home owner said the main shut off and the kitchen lines were turned off but yet the water was still weeping. obviously it was embarrasing to him when possible buyers come in to the home and he's trying to keep water from driping in to the sink cabinet. the main shut off valve for his home only cost's about 7$ and maybe 30 minutes to repair. at a plumbers rate thats at the very most 100$ for the first hour. may as well get the plumber to repair the sink valves at the same time with in the hour and parts for that may be another 14 or so $ 125$ tax incl for peice of mind.
If anyone has plumbing questions feel free to ask! i'll be happy to answer as best as i can.
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